strategies for rehabilitation and renovation of old urban

Bulletin de la Société Royale des Sciences de Liège, Vol. 85, 2016, p. 1717 - 1729

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Strategies for rehabilitation and renovation of old urban, with a sustainabledevelopment approach (Case Study: Nineteen region of Tehran)

Adel GORJINIA1,*, Elham AMINI

2

1 Ph.D. Student in Urban Planning Azad University, Tehran Shomal Branch, Tehran, Iran2 Assistant Professor Islamic Azad University, Pardis Branch, Tehran, Iran

AbstractThe phenomenon of unstable major cities , especially in developing countries, urban speciesfound in all the cities named, old parts that is worn is expanding day by day. Although the effectsof these settlements dating back to his cell, but generally a reflection of the shortcomings,failures such as the lack of municipal services and capital, uneven and unhelpful networks andpathways, and their environmental problems. Until now, Governmental and private organizationsin different countries have tried to excel and rebuild old and worn parts of a city. But researchesshow that the most effective action on excelling and rebuilding worn parts is cooperation andparticipation of citizens. They can create some organizations and NGOs. In this regard, the mainpurpose of this study provide physical-spatial strategies, improvement and modernization ofworn out tissues urban district 19 in Tehran. To achieve this objective by survey, the mostimportant internal and external factors affecting the worn out tissues were identified. And by afactor of importance was given to individual experts, in the end, the most important factors inassessing the importance of each region were identified strategies for the improvement andrenovation of old ones. The results show that the worn out tissues of the weaknesses of the areais high. And at the same time is also optimized to take advantage of the strengths andopportunities and achieve an optimal level and thus improved and physical-spatial organizationis paramount.

Key words: urban distressed areas, sanitation - modernization, model Swot, Region 19

1. IntroductionOld parts of a city usually form the main and primary core of a city and they are cultural and

historical heritage of that city. For this reason, their protection, and empowerment to improvephysical performance, is inevitable. During past years, governments experienced differentmethods for rehabilitating and empowering these parts. But great amount of worn parts anduncompleted programs show that these plans were unsuccessful. Rehabilitation and empoweringthese parts does not occur unless the issue is done by public participation of citizens andexplaining them. It should be in line with the Government, public authorities (includingmunicipalities, relevant ministries, etc.) to gain people's trust. The powerful three elements:people, public institutions and government should cooperate with one another to be doing(Habibi, 1381, p 2). Most part of cities in Iran became worn and inefficient. So human capitals

* - Corresponding Author


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and financial and social and cultural capitals of this country is in exposure of unexpected eventsand mistakes.Based on criteria approved by the Iranian Supreme Council for Planning and Architecture, urbanworn refers to the area or city block that over 50% of parts are unstable buildings, streets andproperty-grained.Residents of urban worn often possess social and cultural authenticity, and in some areas are alsorich in architecture and urban planning, but also have infrastructure and superstructure problem.Economically, the capacity to create different urban land uses including residential, proportionalto the potential areas of investment are internal.

Nearly 80 percent of these areas are threatened by danger of earthquake. If you do not payattention to their modernization and reconstruction, in future we must spend multiplier money forthe irreparable loss of human lives and damage opportunities lost soul, along with the nationalloss (Urban Construction and Organization, 1384, p 1). In this area,urban poverty, poor physicaland compacted services are visible. So improving the living environment and making suitablelife is almost gone. (Department of Development and Improvement, 1379, pp. 5-3).So it is really essential to renew and recreate financial aspect of worn parts. We must modifyweak economy of cities and reinvent the parts and then put back the worn parts to economic lifeof the city.Also we need to predispose them to adopt new investment and diversification of financialinstruments in the capital market and putting them in the spotlight urban administrators, andinner city development should be emphasized. This paper describes the theoretical basis forurban recreation and participation of people, the city has been recreated indicators.

And then examine the approach of organizing and supporting the production and supply ofurban housing development and construction will be worn. District 19 of Tehran from theseareas, which has features such as high population density, residential and small parts, use ofsubstandard materials in the construction, erosion and compaction too, heterogeneous and oftenwithout any identity neighborhoods, low-income residents and immigrant neighborhoods worn inthis region and in the megalopolis applications, physical detachment, according to various factorssuch as:Brick ovens - martyr Tondgooyan highway - the central square of the texture of the fruit andvegetable market and the region. Notwithstanding the above, along with other factors such as theregion is faced with problems of urban security in the region and between the residents is low. Sowe can say is quite obvious importance of modern society and rehabilitation of worn out tissuesfrom District 19 is no exception. We have mentioned the lack of attention to the tissues due to itsrole in protecting and restoring the body of the city, the high priorities city officials put theinterested persons and experts in urban planning.

2. The necessity of researchNow the circumstances that forced the government to deal with a growing problem of urban

management and burnout caused by inefficient urban tissue. In these circumstances, therecommendations should be practical and efficient in order to organize the neighborhoodembrace. In this regard, it is necessary to research carried out for all-round use and subject toreview, Because if it is not required to adopt policies and practices, this leads to abnormalities intissue aging society, rising crime statistics (reduced sense of social security) and the socialcomparison.

Old textures and urban poor, the majority of the cities that make up the country. Althoughthese tissues due to the many economic, social, structural, functional, and environmental urban


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management and urban system are the major challenges for the entire urban area are a seriousthreat; however, the potential of cities to use the land to resettle the population, providing openspaces and services are also improving the environment. Unfortunately, inefficient policies in thefield of planning and urban management in the areas of restoration and improvement ofdeteriorated areas not only allows reuse of this position is jeopardized. Gradually leads toexhaustion and failure of a significant part of the core tissue, between the cities, creating a sharpcontrast between urban tissues, particularly tissues which new cities have been created bychanges in the role of service performance. The tissues in addition to physical problems,deteriorating urban environment and human presence in urban areas are faced with the dilemma(Mehdi Zadeh, 35: 1383). On the other hand these tissues due to age and wear and in most caseslack basic and essential facilities and services for today's urban life, failure to respond to thebasic needs of their citizens are. This leads to the depletion of these tissues by the indigenousinhabitants of the old and the new settlements in the spaces around the city has become. And as aresult, low-income and rural populations migrated to the affected tissue increased. Access worntextured inner cities, mostly without previous designs have been created, the irregular structureand access are often walking in them is, So that most of the dead-end streets or with less than sixmeters and their permeability is low. The status of urban services and infrastructure worn outtissues regarding the services, infrastructure and open spaces, green and vertically with seriousdeficiencies (Habibi and others, 76: 1386-66). Of course, urban spaces too old, dilapidated hovel,the bacteria can also cause social ills and places depressed, confused, and insecure and withoutthe involvement of residents seeking to shed (victims, 79: 1389). Targeted interventions, identitypreservation and development contexts and dynamics in order to maintain the structure of thecity, raises the need to examine the issue. The present study aimed to review and renew thiscombined approach to development aims to achieve improved quality of life with the help of theprinciples of urban sustainability has, to considering it in the context of urban areas to providegreater stability.

3. Research theory bases3.1. Burnout

Inefficiency and loss of one part in comparison with efficiency of other parts are calledburnout. This matter happens because of some reasons. Lack of program or having old plans fordevelopment and functionality observation is one of the reasons. Burnout causes Deteriorationand instability and lack of suit between urban spaces. These factors reduce the life and more orless rapidly move the end point (shafi'ei nasab and kelabi, 1386, p 20).

3.2. old partsOld parts of a city are areas of cities which refer to legal limits due to physical exhaustion

.These parts have lack of adequate roadway access, utilities and urban services and infrastructurethat make makes it more vulnerable. The areas have low environmental and economic power.Old parts due to aging and deterioration in general have things in common with each other(shafi'ei nasab and kelabi, 1386).

3.3. old parts featuresWorn parts have same conditions and have many features in common such as form and time

of creation. They take different shapes in different places. But there are some special featureswhich help to identify worn parts.


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3.3.1. Physical dimensions: based on form, most of these parts are like organs of state andmost of its components, especially components in terms of residential areas are small.But more specifically, three old features of worn parts are: 1 - at least 50% of the road width isless than 6 meters. 2 - At least 50 percent of the homes have an area less than 200 meters. 3 - Atleast 50% of homes have no resistance against earthquake (Shafi'ei nasab and kelabi, 1386).

2.3.2. environmental – bioenvironmental dimension:Worn out parts, usually have a low quality and low ecological environment and their

atmosphere are unsanitary and sometimes they have pollution due to lack of sewer system,surface water and garbage collection2.3.3. social dimension: In worn parts usually we have many non-native residents andimmigrants are more among traditional residents. Unauthorized occupancy, a high proportion ofrental, unconventional combining, the prevalence of addiction and behavioral abnormalities andcriminality and insecurity, especially for children and women, are the social characteristics of theworn parts.

2.3.4. Economy dimension:In comparison with other parts of a city, we see that Value of land and housing in old parts

are generally low and residents have uncertain income sources (Shafi'ei nasab and kelabi, 1386).

4. Introduction to the study areaRegion 19 covers an area of 2031 hectares in Tehran, has 239,718 inhabitants and is the

71023 households (Statistical Center of Iran, 1390). This area in southern Tehran and thegeographical position 51 degrees 22 minutes longitude and latitude is 35 degrees 37 minutes.The region has three districts within legal limits, two areas in the privacy and 14 neighborhood.Khani Abad district, Nematabad, bloom and Dolatkhah of this area are famous neighborhoods.Region 19 of Tehran in adjacent areas, 17.16, 18 and 20 located north of the highway buds andhighway Ayatollah Saeedi, south to Highway Azadegan, from West to Highway AyatollahSaeedi and highway prisoners of war and from East to Highway Nawab Street Bahmanyar islimited. The region with the deployment in southern entrance of West Tehran, had a specialplace in their city is home to some of the structural elements. Therefore, the detailed plan hasbeen named the capital city of Tehran as an international gateway, the figure below shows theposition of the study area. Evaluation of health centers show that users type in the status quo areais 18926 square meters to 0.08 square meters per capita. This User 0.1% of the total area,including the legal limit. Population covered hospital at least on a regional scale equal to 10,000households and a population of 13,000 households (Pour-Mohammadi, 1382: 61), This is thecase in most countries of the world in front of 45,000 to 50,000 people, a hospital with a radiusof 1,500 meters is proposed Mlkrdy1000- (Razavi, 151: 1382). Thus, the functional radius of1500 and 1000 meters for a hospital, only a limited part of the standard range of services for ahospital. So in the future due to population growth, regional development and increasedmigration to the region, lack of facilities and lack of hospitals in the region, creating newhospitals appears to be essential for the Region 19 in Tehran.


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Figure 1: Map and location of the study area

4.1 Introduction of Region 19 of Tehran's old textureAccording to the table below it can be said that most of the 19 old texture Tehran, rural

housing and economic weakness in terms of origin of the family. The lack of supervision onconstruction, Urban formed on unstable and non-compliance with minimum standards.Endowments of land ownership, and modernization of non-exhaustion principle that onlyintensified with the implementation of collaborative projects to facilitate and accelerate themodernization implementation plan.

Figure 2: map of worn tissue area 19 separate areasSource: (district 19 of Tehran)

Table 1: Overview of old textures approvedDistressed Areas Act neighborhoodDestructNewly builtUnder Construction

Rusty texture Dolatkhah76%4.7%3.1%Nematabad old texture America72%10.8%10.3%Nematabad worn tissue Eastern80%13%5%Western worn tissue Nematabad58%10%2.4%

5. Research findings5.1. in the context of the planned intervention practices based on participatory planning


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5.2. modes of state intervention based on participatory planningAs previously mentioned, in order to revitalize urban worn we must activate the three forces

of the government, public institutions and the public must work together. More emphasis is onthe concept of participatory planning and local communities in urban projects. The governmentshould also be worn as an investor to inject capital in the context of the company.In fact, the government is twofold: 1 - Starter and facilitator of project 2- as the controlling force.5.2. modes of public intervention based on participatory planning

The next issue of the performance of public institutions, as is the interface between peopleand government. To achieve non-handed regulation based on public participation, can becomposed of smaller divisions attempted to councils at the neighborhood level. Election shall befrom the bottom up,

It means, neighborhood councils must first be established and then by interaction andcooperation with each other, district council and regional councils can be created in the next step,the member of this Council can be Representatives of main council. So, every citizen can becontact by his local council representatives (Sho’a forum, 1384, p 4).Since motivating citizens to participate in the projects without suitable association is impossible,so forming a non-governmental organization in the form (NGO) seems appropriate. Theseassociations are formed by citizens. They make two flows (government and people).

Goals of these (NGO) are:1 – They concentrate Knowledge and experience of individual and group of two generations.2 – They work on the development and provision of written translation and dissemination ofideas.3 – They convince Government for doing action in this area and justify people about correctnessof the project.

5.4. Modes of public participation

Citizen participation in development and tissue repair worn on a general classification can beperformed in the following four items:A): Participation in decision-making and management, in the sense that those involved in thedecision-making structure to determine how to deal with projects now be worn.B): Participating in the financing and costs of the projects.C) Participation in the provision of manpower, as it could be unemployed and seeking workforce in place to help aging tissues were organizing projects.D): Participation in the interest of creating a more favorable environment for all those involvedin the application context is created.The need for public participation in the planning process and plan of reorganization,modernization and upgrading of old tissues are returned to the nature of the project.Three factors: 1 people’s culture - 2 - the availability level requirements CollaborativeManagement 3 - The rules and laws governing people's lives, and are effective in thesuccess of public participation (Taleb, 1380, p 7). In Continue we investigate how governmentintervene in old parts and how and public participation happens. (Table 2):


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Table 2: Evaluation of public participation practices and state intervention in the urban fabricKind of Texture Style intervention of government Style of Public participation

Historical context and authentic

The full involvement of governments,through their respective institutions

Cooperate in the sale of residential orcommercial units for extendedpassages, within the context ofintegrated land use, public utilitiesinstitutions and unloading createtexture.

And historical contexts ofdispersed

Login to prepare the detailed design Butthe people kept faith with respect topopulation and to facilitate thecontinuation of settlement Andactivities in the context of thedevelopment and creation of pathwaysand spaces needed services and ...

People can participate in theformation of neighborhood groupsacross the lane or pass, and so on.

To work with governments tofacilitate the sale of portions of tissuethat would merely create apassageway or public spaces will beallocated. And instead of givinglandowners and residents within thetissues, including the allocation ofadequate reconstruction loans,providing additional densityincentives, relief, transfer utilities,gas, telephone and Ultimo: Enabletissue and create a residentialcomplex appropriate cultural andsocial characteristics of residents.

Worn tissue lacks historicalvalue

Government intervention andappropriate to provide detailed designand create pathways to reform welfareinstitutions and services needed to bedone.Through the guidance of social groupsand changing social context-free housingand a suitable living environment oflow-income groups of society and ...

In such regions are faced with twogroups of people:The first group of landowners andother residents of housing units that isdifferent from each other. The firstgroup of enthusiastic sale andpayment are concerned, they havealready left the area and wait forbuyers.

The second group opposed to disturbthe existing conditions and to dealnaturally with any changes.These conditions do not improve theireconomic conditions are good, andthey are not willing to cooperate.

Such as the implementation of theRegional Government log file is notin the interest of rebuilding, but theyare required to prepare projects, theparticipation of private sectorparticipation in the field of tissueregeneration created. Roadconstruction, municipal servicesrequired for the construction of a

Sequence table (2)


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residential complex by the presenceof private or public companies willprovide part of the owners.

New eroded tissue.

The state as the ruling government mustrecognize anyone in these areas and toprepare a restructuring plan in action.Regulatory initiatives include theestablishment of appropriate passages,and issuance and will be serving thearea. Each of these factors to encourageresidents to cooperate and participate inshaping the quality of the region and theboys need to create an entity for thecreation of a partnership is.

The state as the ruling governmentmust recognize anyone in these areasand to prepare a restructuring plan inaction. Regulatory initiatives includethe establishment of appropriatepassages, and issuance and will beserving the area. Each of these factorsto encourage residents to cooperateand participate in shaping the qualityof the region and the boys need tocreate an entity for the creation of apartnership is.In these areas we are not faced with acoherent urban missionBut the region's ethnic and tribalgroups are formed within thecoherence necessary to have but inrelation to each other may have a lotof contrast.

It is important in these areas, rents alot of people to participate in projectsof the government is.

And the displacement and spreadingthem in the city, the sociologist doesnot recommend any of them to settlein the same area so it is considered,But the necessity of providingmunicipal services can enable theorganization to participate in theproject.

Important in this context is the stateof climate and other institutions toform partnerships with theparticipation of public institutions(the Board) is its residents.

Reference: (Taleb, 1380 p7)

In line with the stronger relationship of three main elements (government, public institutions andpeople) in urban upgrading and renewal of old tissue, the following can be considered:- Engage more residents in these tissues empowerment projects and initiatives.- Create public spaces FAQ for more citizens to implement projects in local communities.- Formation of jurist’s citizenship and information exchange in the area of the neighborhood.- Reform plan after consultation, deliberation and consultation, especially after the financialanalysis, the terms of all members.

6. Cases relating to the development and modernization of urban worn Reorganization ActReorganization Act on several occasions to bring about reform and modernization of urban

worn that would be considered briefly below:In the article one, upgrading and modernization of urban worn as one of the main objectives oforder and law is determined.


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In the article, upgrading and modernization of urban worn as one of the main objectives of orderand law is determined.Article two:

Support the improvement and modernization of production and supply of housing in urbanworn by non-governmental sector as one of eight programs are considered state action.Article Six: Priority placement is given to secure land within the development.In addition, all departments, government agencies and public companies that are fully owned bythe state Capital and shares, obliged to the free transfer of land at his disposal, which are wornwithin the tissue, apply to the Department of Housing and Urban Development.In Article seven, exchange or barter possible with the ownership of the land (public sector)within the reform and modernization of old texture with other public land, or sell them to thegovernment is provided. In Article 12, Central Bank of the Islamic Republic of Iran is obligedto provide and pay for long-term facility improvements and modernization of urban worn isdone. And temporary housing residents during renovated.In Article 14, the possibility of exploiting a variety of financial instruments recognized in it, forthe improvement and modernization of old tissue is also provided. In Article 16, the housingprojects of old texture city commute at least fifty percent (50%) complications, costsConstruction and building density and the remainder is split without charge. In other words, thepossibility of one hundred percent (100%) discount applies for relief, and the state is onehundred percent (100%) imposed by municipalities to pay off.

In Article 17, the institutions necessary in council housing Province, with a mix of devicesresponsible for urban management and providing municipal services and infrastructure andsuperstructure, more than any issue of authenticity necessary for the plan to becomeCoordinating Council reform and modernization of urban worn is provided.

7. Analysis Approach to Regulatory Reform and Modernization Act of urban wornOrganizing a matter of law as well as its approach to urban upgrading and renewal of old parts

show. Will be supported. In fact, at law, to support the whole process of reform andmodernization to which Article 12 of the even temporary housing also has therefore clearly bestated on the banking system needs to pay Facility the upgrading and modernization of urbanworn many different designs for different applications including residential, residential,commercial, office, public service and prepare. In other words, the basic approach to organizingother law "empower" individuals associated with the upgrading and modernization of urbanworn.

8. Analyze information and develop strategies (strategies provided)Identify strategic approach is vital topic. That is clear targets in terms of facts and the

objectivity of the results and achievements documented. In strategy it is necessary that all factorsas part of the strategic planning process within the framework of swot analysis should beconsidered. This technique is a decision support tool for systematic analysis of indoor andoutdoor generally used municipal agencies or issues. And on the principle that everyphenomenon in a competitive environment affected by their internal and external environmentalconditions or located. The internal situation in relation to the status and nature of thephenomenon, and the two sides Point of strengths (S) and Point of weaknesses (W) checked. Thepower of the system outside the external conditions that affect the phenomenon of bothopportunities (O) and threats (T) are examined. The results of prioritizing strengths, weaknesses,opportunities and threats, and assess the results of the evaluation of internal factors in this study


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shows that in terms of strengths s1 (with a final score 0.032) is the most important strengths ofthe tissue. Also W1 ignore the social forces in approved and implemented in the texture anddiscrimination in the use of municipal services, particularly to the field of inclusive because ofdifferences in social class and low social status and Normal socio-rise slums with immigrants asimportant most of the weakness was found. Opportunities can be O6 ie, financial support throughreligious beliefs, the highest final score in both opportunities and total factor cited factors.Following this step after identifying strengths, weaknesses, opportunities and threats, and valuesand priorities of each internal and external factors in aging tissue area 19, a matrix of sustainablestrategies were based on defined goals. SWOT matrix by comparing the strengths, weaknesses,opportunities and threats presented four strategies that include strategies SO, ST, WO, WT.Strategies may be extracted from the matrix of internal and external factors shape the interactiontakes place. And finally focused on the strengths strategies should be developed that can be usedfor environmental potentials it properly.

Table3: internal and external factors affecting the texture of old Tehran 19th District

Inte

rnal

fact

ors

Th

est

ren

gth

s

S1- high-priced land of the living historyS2 convergence because of the similarity of socio-economic and cultural context ResidentsS3-creating a sense of competition among residents to build housing unitsS4- high sense of belonging to the neighborhood because home ownershipS5-Lack of inappropriate uses within residential contextS6- increase in per capita residential and offset shortages caused by tissue micro lithicS7- strengthen local identity and sense of belonging to it thus making the self-help housing unitsS8- A little distance between residential units in the context of core services and agencies in the area

S9- approximately the same height and low building blocks in place of old ones

S10- create new spaces to meet service shortages caused by the withdrawal of the building

wea

kp

oin

ts

W1- ignore the social forces in approved and implemented in the texture

W2-Lack of sidewalks and appropriate in the context of continuous

W3- chaos of urban landscape and inappropriate in terms of longitudinal and transverse componentsdue to organic shape textureW4- the unwillingness of residents to interact with residents of distressed areas in spaces of leisure,educational and culturalW5- discrimination in the use of services due to differences in social class

W6- Not fire safety systems and crisis management in residential units

W7- criminal and deviant behavior in certain parts of the tissue

W8- much problems in providing relief services including instant access to ambulance, fire, police

W9- the absence or lack of necessary facilities such as road marking and lights for pedestrians tocross the pedestrian streets surrounding tissueW10- their low social status and social and an increase in inner cities with immigrants

Ext

ern

alfa

ctor

s

Op

por

tun

itie

s

O1 - there are service functions, transport within the context of the regional roleO2- systems enable complex structure of urban and municipal managers and custodians to this typeof structureO3- role in partnership with non-governmental organizations in the management and town planning

O4- use of open spaces around and within the neighborhood to provide needed constructionmaterialsO5- create neighborhood councils as the link between people and government

O6- financial support through religious beliefs (endowment, charitable, loan)

O7- due to cultural spaces, art, sport and leisure worn out tissues and provide the time limit toresolve their problems in the Fifth Development Plan.


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O8- use of open spaces around the neighborhood to provide services, municipal facilities andequipment such as parking, shops, cultural spaces, green space.O9- owners to participate in the reorganization of distressed areas through financial and creditlendingO10- potential for popular participation due to the young population

Th

reat

s

T1- social pathologies such as selling drugs, addiction

T2 ambiguity in the rules and regulations relating to the organization of urban city view

T3 instability and inflation in prices of construction materials at the scale of the country that put afinancial burden on manufacturers and thereby becomes incomplete constructionT4- lack of awareness of citizenship rights.

T5- ignore the role and participation of people in decision-making

T6- multiplicity of decision-making bodies and the distance between decision-makers and decision-maker in matters relating to devices worn out tissuesT7- lack of equitable distribution of wealth, power, services and income

T8- lack the financial ability to modernize and improve residents

T9 lack of safety and the use of ephemeral materials and weak in most neighborhoodsT10- lack the financial ability to modernize and improve residents due to low levels of literacy

Source: author's fieldwork and data from interviews

Table 4: Final Strategies and Regulatory Improvement District No. 19 worn tissue modelswot

Weaknesses Strengths SWOT

Matrix

The external factors influencingperformance evaluation matrix, worntissue in district 19, 10 cases wereidentified.

The internal factors affecting theperformance evaluation matrix, worntissue in district 19, 10 cases wereidentified.

Strategy review Strategies, aggressive Opportunities- Benefit from facilities forparticipation of non-governmentalorganizations and people in the processof preparation, implementation andsupervision of projects related to thecontext.- Increase the social status of peopleweave through engagement in leisureand changes in the attitudes of peopleliving in these communities throughcultural solutions and recreating tissue.- Managers and urban planners tolandscape vision through proper designtexture.-Providing people living in the

neighborhood of cooperation in the useof new technology in solving problemsof physical, social and economic peopleliving in distressed areas.

- Granting long-term loans withoutinterest to participate in organizing andstrengthening tissue residents ofdeprived areas in the neighborhood.- Applying policies to support thecitizens in order to recreate the wornout tissues.- Increased engagement of civil societyin order to create a foundation for civicparticipation, so that the planningprocess be done with people.- Strengthening social behavior withother residents of neighborhoodsadjacent tissues.-The creation of leisure and public

spaces with function for betterefficiency and effectiveness of thetissue.

Table external factorsevaluation matrix of the oldfabric of the region explainedthat the opportunities listedO1 to O10.

Defensive strategies Diversification strategies Threat


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- The use of public spaces, jointplanning and the physical-spatial linkneighborhoods to increase engagement.- Emphasize equitable distribution ofwealth planning services and justice.- Reduce institutions and decision-making and the formation of expertworking groups to expedite and monitormatters relating to the old context andits implementation.-Customer compliance standards in

urban planning and urban designprograms, retrofit and improve thesafety of buildings and syntheticenvironmental disaster.

- The use of terms and participatorystrategies in accordance with the factsand their dissemination to the publicoutreach initiatives to reduceenvironmental and human damage.- Create axes walk in thecommunications center betweenneighborhoods and distressed areas.Increase public awareness andparticipation in meetings and publicconsultations in the event.

The external factorsevaluation matrix of the oldfabric of the region, the threatexplained that the T1 to T10are listed.

Source: review and identify the writer and results

9. Conclusions and recommendationsOne of the serious problems in distressed areas in developing countries, and especially in Iran.

There substandard materials and insecure, narrow passages, spatial and architecturalabnormalities, problems of waste and population density in small spaces, the main problems inthe damaged area in the old city centers. That makes many natives with large attachments, andonly because of the weakness of the structure, function, and the neighborhood with the migrationof the underlying tissue non-native residents and rural migrants and even provide foreignnationals. This issue has been exacerbated by the destruction and erosion monuments of thistissue. One of these areas, district 19 in Tehran and in particular neighborhoods (Nematabad,Dolatkhah), is that it encompasses a wide worn tissue. The results of the analysis of strengths,weaknesses, opportunities and threats in the form of four strategies for revitalization,modernization and reorganization of distressed areas of the region presented 19. The aggressivestrategy to develop the capacity of residents and stakeholders were presented in tissue repair.

In the end, it can be concluded that the development of urbanization in recent decades hasbeen accompanied by major changes in urban textures. Hence the need to provide the rightsolution to the problem and identify the size, extent and severity of the problem; In addition, itcauses the formation of the first areas damaged and relationship with the surrounding physicaland social payments. General conditions and characteristics of the city, the existing macropolicies and specific features, each brick with the texture of old strategies can be effective. In thisstudy, external factors, internal Distressed Areas for Improvement District No. 19 in Tehran, andit can be said has been fragmented neighborhoods in this area since the early Genesis. And thisold texture problem areas more concerned about the social, economic and cultural returns, It canbe derived from this research and contribute to the implementation of the strategy ofdevelopment, upgrading and organizing these communities provided. At the end of the study canbe said: Excel in improvement of urban worn without the cooperation of the government, publicinstitutions and citizens are not possible. Talk rehabilitation and restoration of old tissues andpopular participation are linked together and in fact are inseparable components is possible.According to widely worn tissues except, public participation and public sector are not allowed.At the end of the study, according to the findings of previous discussions the followingsuggestions are offered:


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1. Enhance their confidence and sense of security for residents to form partnerships withcommunity organizations and the individual’s concerned resident population.

2. Dealing with residents for land acquisition are fair and equitable.3. Despite scientific perspective and expertise to determine the limits of experimental

accuracy.4. Attention to the spiritual and cultural fabric of the residents.5. Strengthen project financing for real estate acquisition (according to most people's

willingness to sell the property).6. Necessary actions and generalized stable model of urban management to develop projects

of repairing old parts.7. Necessary sociocultural studies prior to implementation.

Reference

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